| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Good |
| Demographics | 42nd | Poor |
| Amenities | 59th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 11075 Westminster Ave, Garden Grove, CA, 92843, US |
| Region / Metro | Garden Grove |
| Year of Construction | 1973 |
| Units | 39 |
| Transaction Date | 2024-01-17 |
| Transaction Price | $9,900,000 |
| Buyer | MCHUGH FAMILY TRUST |
| Seller | YORKSHIRE LP |
11075 Westminster Ave Garden Grove Multifamily Investment
Neighborhood fundamentals point to durable renter demand and above-median occupancy, according to WDSuite’s CRE market data. A 1973 vintage asset here can compete with local stock while offering potential value-add through targeted modernization.
This Urban Core neighborhood in Garden Grove carries a C+ neighborhood rating and shows investment-friendly stability. Neighborhood occupancy is strong (above the metro median among 516 Anaheim–Santa Ana–Irvine neighborhoods), and renter-occupied housing accounts for a sizable share of units, indicating depth in the tenant base that can support leasing durability.
Daily-needs access is a relative strength: restaurants and groceries score in the upper national percentiles (roughly 90s), and pharmacy access also trends high, while park access is limited. School quality averages roughly 3.0 out of 5 and sits above the national median, offering balanced family appeal without relying on top-tier school draw.
Relative housing dynamics are competitive among Anaheim–Santa Ana–Irvine neighborhoods (housing rank in the stronger 40% locally). Elevated neighborhood home values (high national percentile) signal a high-cost ownership market that tends to sustain multifamily rental demand and support pricing power, particularly for well-maintained assets and renovated units.
Within a 3-mile radius, demographics show a nuanced picture for investors: recent population counts have edged down, but household counts have increased and are projected to expand further with smaller average household sizes—conditions that can broaden the renter pool and support occupancy stability. Household incomes have grown meaningfully, and neighborhood rents have trended upward, suggesting continued leasing depth with prudent affordability and retention management.
Safety indicators are mixed and warrant standard risk management. The neighborhood ranks in the less favorable half for crime within the Anaheim–Santa Ana–Irvine metro (443 out of 516 neighborhoods), and its overall crime position tracks below the national median (around the lower third nationally). Investors should plan for routine security measures and thoughtful common-area design to support resident comfort.
Recent trends diverge by category: estimated property offenses show an improvement with a double‑digit year-over-year decline, while estimated violent offenses have increased year over year and sit in a low national safety percentile. These figures are neighborhood-level indicators rather than property-specific, and they should be incorporated into underwriting through appropriate operating practices and coordination with professional security vendors as needed.
Proximity to diversified corporate employers supports a broad workforce renter base and commute convenience, which can aid leasing stability. Nearby anchors include Xerox, International Paper, First American Financial, Microsoft Technology Center, and Western Digital.
- Xerox — corporate offices (5.6 miles)
- INTERNATIONAL PAPER Cypress Retail Packaging — corporate offices (5.8 miles)
- First American Financial — corporate offices (6.0 miles) — HQ
- Microsoft Technology Center — corporate offices (8.0 miles)
- Western Digital — corporate offices (8.3 miles) — HQ
11075 Westminster Ave is a 39‑unit 1973 multifamily asset in Garden Grove, positioned in a neighborhood with above‑median occupancy and a sizable renter-occupied share—signals that support demand stability and lease retention. Elevated home values at the neighborhood level point to a high-cost ownership market, reinforcing reliance on multifamily housing and enabling renovated units to compete effectively. Based on CRE market data from WDSuite, neighborhood amenities are strong for daily needs and dining, which can help sustain renter appeal.
Demographic trends within a 3‑mile radius show modest population softening alongside growth in household counts and a projected rise in households with smaller sizes—conditions that typically expand the renter pool over time. The asset’s older vintage creates a clear value‑add angle: targeted renovations and systems updates can improve competitive positioning against slightly newer local stock, while underwriting should account for affordability pressure (rent-to-income ratios are elevated locally) and prudent operating reserves.
- Above-median neighborhood occupancy and strong renter concentration support leasing durability.
- High ownership costs locally sustain multifamily demand and pricing power for upgraded units.
- 1973 vintage offers value-add potential through unit renovations and system modernization.
- Within 3 miles, household growth and smaller sizes point to a larger renter pool over time.
- Risks: affordability pressure and mixed safety trends warrant careful lease management and security planning.